"How to Win Friends and Influence People", by Dale Carnegie. 

Your calculation of value is influenced by where you predict the NOI will be when you take it over and for years after that.

Your agent is might make $30 off the price difference, but that should not influence them at all.  

The appraisal is still independent verification so the sale price can't influence that in theory.

After reading How to Win Friends and Influence People, it’s been really interesting to see the recurring theme that people love to tell their story and when they feel heard, they open up and are willing to help others.

I knew about RE, but was deterred because of Dave Ramsey and the lot of influencers pushing Index Funds, but I know what I want! 

Have a specialty and be as much of an influencer as possible.   

I am constantly having visions owning lots of properties and blessing my community, my family and sphere of influence with knowledge and resources to grow their wealth. 

Could have been at the advice of industry groups, could be influenced by revenue constraints and revenue raising as required by congressional bills, etc.

As for the value/price you offer I would think offering close to current NOI and cap rate would be the most ideal for you, but the seller might be influenced by the recent price/door in the area and just "expect" a similar price, although 25% of their units are vacant.